63 Poplar Pl · Iona, FL 33908

$244,900

3 bd · 2.0 ba · 1,200 sqft · Land · 264 Days on market

Built 2025 $99/mo HOA

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly constructed home in Plantation Estates just minutes from the Sanibel Island causeway and Fort Myers Beach! This three bedroom, two bathroom home is ready for it's first owner with new stainless steel kitchen appliances, washer and dryer with separate utility room. The home has crown molding, a farmhouse style, wood chair rail and barn door entry pantry. Open air porch big enough for entertaining friends and enjoying the cooler evenings in the Florida winter time. Plantation Estates is a Co-Op community for 55 and older with park-like setting with amenities including new Clubhouse and Pool renovations to be completed in early 2026, picnic area and 4 Shuffleboard courts. The low monthly

Key facts

• Open air porch
• Crown molding
• New clubhouse

Tags

• SEPARATE UTILITY ROOM
• CROWN MOLDING
• BARN DOOR ENTRY PANTRY
• OPEN AIR PORCH
• NEW CLUBHOUSE
• POOL RENOVATIONS

Property features AI

Finance

• Other: Pets allowed conditionally (call); maximum 1 pet; non-aggressive breeds only
• HOA & community: Homeowners association (monthly fee); HOA fee $99 monthly; HOA covers insurance, laundry facilities, grounds maintenance, recreation facilities, reserve fund, road maintenance, sewer, street lights, trash, and water; Community amenities: clubhouse, laundry, barbecue, picnic area, pool, RV/boat storage, shuffleboard court; Non-gated community with street lights; Senior community; 151 units in community

Exterior

• Parking: Covered parking; Detached carport (1 space); Driveway; Paved parking; Golf cart garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: Manufactured home; 1 story; Entry level 1; Faces west; New construction
• Construction: Shingle roof; Vinyl siding; Concrete construction; Raised foundation; Manufactured construction; New construction
• Exterior features: Deck; Open porch; Porch; Community pool; Municipal irrigation; Paved road; Rectangular lot; East exposure

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Breakfast bar; Kitchen island; Eat-in kitchen
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Eat-in kitchen; Kitchen island; Separate shower; Shower only; Cable TV; High speed internet; Split bedrooms; Single-hung windows; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry in common area

🏢 Co-op / cooperative unit. The $244,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $245k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (4.2% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.1% in Iona — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: schools D-, amenities F, commute F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 1244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $245k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,512 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.22×
• Total profit: $-53,177
• Equity at exit: $36,515

10-year hold

• IRR: -31.6%
• Equity multiple: -0.18×
• Total profit: $-80,840
• Equity at exit: $21,174

Cash invested: $68,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$99
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-107

Break-even live

Break-even rent $2,481

Max offer price $225,991

Occupancy floor 100%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Birch Blvd Fort Myers, FL	3.0	2.0	1280	$1,600	$1.25	23d	1	0.13mi
11596 Palm Dr Fort Myers, FL	3.0	2.0	1394	$2,450	$1.76	23d	1	0.39mi
12641 Kelly Sands Way #225 Fort Myers, FL	2.0	2.0	1069	$5,000	$4.68	23d	1	0.56mi
12621 Kelly Sands Way #305 Fort Myers, FL	2.0	2.0	1106	$5,000	$4.52	23d	1	0.56mi
16301 Kelly Woods Dr #205 Fort Myers, FL	2.0	2.0	1336	$5,000	$3.74	23d	1	0.58mi
12540 Kelly Greens Blvd #331 Fort Myers, FL	2.0	2.0	1440	$2,100	$1.46	23d	1	0.64mi
12171 Kelly Sands Way #1577 Fort Myers, FL	2.0	2.0	1160	$4,500	$3.88	23d	1	0.65mi
16001 Bayside Pointe Fort Myers, FL	1.0–3.0	1.0–2.0	1135	$2,245	$1.98	1d	18	0.67mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,700	$4.32	23d	2	0.75mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$3,325	$3.06	3d	3	0.75mi
16007 Davis Rd #614 Fort Myers, FL	2.0	2.0	820	$3,500	$4.27	23d	1	0.78mi
12250 Kelly Greens Blvd #57 Fort Myers, FL	2.0	2.0	1336	$1,999	$1.50	23d	1	0.78mi
13502 Siesta Pines Ct #402 Fort Myers, FL	2.0	2.0	955	$1,475	$1.54	13d	1	0.78mi
15761 Windward Way Cir #3302 Fort Myers, FL	2.0	2.0	1050	$4,500	$4.29	3d	1	0.79mi
16470 Kelly Cove Dr Fort Myers, FL	2.0	2.0	1214	$3,550	$2.92	3d	2	0.80mi
16470 Kelly Cove Dr #2850 Fort Myers, FL	2.0	2.0	1216	$5,000	$4.11	23d	1	0.80mi
15770 Windward Way Cir #2205 Fort Myers, FL	2.0	2.0	1050	$1,600	$1.52	23d	1	0.82mi
15999 Mandolin Bay Dr #202 Fort Myers, FL	2.0	2.0	1152	$1,775	$1.54	23d	1	0.83mi
16500 Kelly Cove Dr #2880 Fort Myers, FL	2.0	2.0	1283	$4,800	$3.74	23d	1	0.83mi
13527 Siesta Pines Ct Fort Myers, FL	2.0	2.5	1244	$1,900	$1.53	23d	1	0.84mi
15989 Mandolin Bay Dr Fort Myers, FL	2.0	2.0	1152	$1,695	$1.47	23d	1	0.85mi
13533 Siesta Pines Ct Fort Myers, FL	2.0	3.0	1246	$1,800	$1.44	23d	1	0.85mi
16821 Sanibel Sunset Ct #203 Fort Myers, FL	2.0	2.0	1271	$1,750	$1.38	10d	1	0.86mi
13430 Pine Needle Ln Fort Myers, FL	2.0	1.0	922	$1,200	$1.30	3d	1	0.87mi
13420 Hidden Palms Cv Fort Myers, FL	2.0	2.0	1450	$1,600	$1.10	23d	1	0.87mi
13426 Pine Needle Ln Fort Myers, FL	2.0	1.0	922	$1,275	$1.38	21d	1	0.87mi
16599 Davis Rd Fort Myers, FL	2.0	2.0	851	$1,800	$2.12	23d	1	0.89mi
13401 Pine Needle Ln Unit 13405 Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	0.91mi
13405 Pine Needle Ln Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	0.91mi
11861 Caraway Ln #116 Fort Myers, FL	2.0	2.0	1056	$1,995	$1.89	19d	1	0.91mi
13403 Pine Needle Ln Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	0.91mi
11701 Olivetti Ln Unit 210 Fort Myers, FL	2.0	2.0	1305	$4,500	$3.45	23d	1	0.92mi
15000 Iona Lakes Dr Fort Myers, FL	1.0–3.0	1.0–2.0	900	$1,946	$2.16	1d	26	0.92mi
11701 Olivetti Ln Unit 1545836P Fort Myers, FL	3.0	2.0	1388	$4,214	$3.04	13d	1	0.93mi
11711 Pasetto Ln #102 Fort Myers, FL	2.0	2.0	1055	$2,200	$2.09	23d	1	0.95mi
16805 Davis Rd #123 Fort Myers, FL	2.0	2.0	808	$1,399	$1.73	23d	1	0.96mi
16881 Davis Rd Fort Myers, FL	1.0–2.0	1.0–2.0	767	$1,800	$2.35	15d	3	0.97mi
16881 Davis Rd Fort Myers, FL	2.0	1.0–2.0	837	$1,600	$1.91	3d	2	0.97mi
11701 Pasetto Ln Unit 1049715P Fort Myers, FL	3.0	2.0	1496	$2,960	$1.98	21d	1	0.97mi
20021 Sanibel View Cir #105 Fort Myers, FL	2.0	2.0	1417	$4,800	$3.39	23d	1	0.97mi

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-17
   days on market $244,900 Active 264 DOM
2. 2026-06-16
   days on market $244,900 Active 263 DOM
3. 2026-06-16
   days on market $244,900 Active 262 DOM
4. 2026-06-13
   days on market $244,900 Active 260 DOM
5. 2026-06-09
   days on market $244,900 Active 256 DOM
6. 2026-06-07
   days on market $244,900 Active 254 DOM
7. 2026-06-02
   days on market $244,900 Active 249 DOM
8. 2026-06-01
   days on market $244,900 Active 248 DOM
9. 2026-06-01
   days on market $244,900 Active 247 DOM
10. 2026-04-26
    price $244,900
11. 2026-04-03
    price $249,900
12. 2026-03-27
    price $259,900
13. 2026-02-20
    price $264,900
14. 2026-02-06
    price $269,900
15. 2026-01-17
    price $274,900
16. 2025-09-26
    listed $279,900 Active
17. 2025-08-01
    historical
18. 2025-06-17
    price $309,900
19. 2025-05-16
    price $295,000
20. 2024-11-22
    listed $324,900 Active
21. 2024-10-18
    historical
22. 2024-10-18
    historical
23. 2024-10-16
    listed $60,000
24. 2023-12-05
    soldstatus $55,000 Sold
25. 2023-11-21
    status Pending
26. 2023-10-17
    listed $60,000 Active
27. 1986-07-01
    soldstatus $2,385,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $582 · $48/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$1,451/yr (+$121/mo · 249.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,151
• − Mortgage interest: −$13,718
• − Property taxes: −$582
• − Insurance: −$6,343
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$1,188
• − Depreciation: −$7,124
• Taxable loss: −$5,308
• Est. tax savings @ 24.0%: +$1,274
• After-tax cash flow: $-11/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment C+ Housing A Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-89.7% since first listed

18 events — show timeline

• 2026-04-26 Price Changed $244,900 FORTMLS
• 2026-04-03 Price Changed $249,900 FORTMLS
• 2026-03-27 Price Changed $259,900 FORTMLS
• 2026-02-20 Price Changed $264,900 FORTMLS
• 2026-02-06 Price Changed $269,900 FORTMLS
• 2026-01-17 Price Changed $274,900 FORTMLS
• 2025-09-26 Listed $279,900 FORTMLS
• 2025-08-01 Listing Removed — FORTMLS
• 2025-06-17 Price Changed $309,900 FORTMLS
• 2025-05-16 Price Changed $295,000 FORTMLS
• 2024-11-22 Listed $324,900 FORTMLS
• 2024-10-18 Listing Removed — FORTMLS
• 2024-10-18 Listing Removed — FORTMLS
• 2024-10-16 Listed $60,000 FORTMLS
• 2023-12-05 Sold (MLS) $55,000 BEARMLS
• 2023-11-21 Pending — BEARMLS
• 2023-10-17 Listed $60,000 BEARMLS
• 1986-07-01 Sold (Public Records) $2,385,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $582 · -13.2% YoY. Source: county tax records.